If your cabinets are made out of plywood and nice enough painting is actually a great option. 

This limits your refi options when you take your scores down under 660. 

So my understanding is it's still one of my best options for a loan. 

Creative financing options like seller financing and partnerships can help build a successful portfolio.Good luck!

In Oceanside, New non-hosted STRs are prohibited outside of the Coastal Zone as of February 10, 2024.Most HOA's do not allow rentals less than 30 days so that is likely not an option unless you find a couple of places on the water that allow it but usually tough to find below $1M. 

However, in the last couple of years, GLVAR modified their PM agreement to include an option for PMs to collect fees while the property is vacant.  

Off-market property is the best option for fix and flip, but since you are planning to live and flip, some on-market properties would also work.

There is risk in both options & as an investor you need to weigh those risks & stand firm on whatever you decide. 

The house will need a new fence soon, so I'll have to factor that into the scenario.I'm not sure which choice is the best option for me.

Another option would be working with private lenders to see if they're open to your idea should you need additional funding.